Do You Need A Survey When Buying a House?

Buying your dream home? Considering a fixer-upper project? No matter your plans for a property, you want to know you’re making a good investment. Home surveys offer this reassurance at a number of different levels.

But – the question is, do you need one? Whilst there is no legal requirement for you to have a survey done on a property in England, Wales and Northern Ireland, there are several things to consider before making this decision.

Please note – in Scotland, with the exception of new build, private sales and unique buildings, all properties being presented to the open market require a ‘Home Report’ that includes a survey as part of this.

In this guide, we will delve into the core considerations for getting a home survey, including the different types, which survey is best for you, the costs involved, and more.

What is a house survey?

A RICS (Royal Institution of Chartered Surveyors) home survey is a detailed inspection of the property you’re proposing to buy. A qualified surveyor will check the condition of the building and identify areas of concern that may need rectifying.

There are different types of house surveys ranging from the introductory RICS Level 1 survey to the most detailed RICS Level 3 Survey. Depending on the survey you choose and the options you select, the surveyor will assess key aspects of the property, including structural condition, visible defects, and potential issues that may arise.

The qualified surveyor will include their findings in a written report to help buyers understand the true condition of a property before they commit to a purchase. The report may also detail recommended repairs, suggested timelines, and the consequences of delaying action. 

Do you need a house survey?

As referenced at the start of this guide, there is no legal requirement in England, Wales or Northern Ireland to have a survey done on a property. However, in Scotland, a ‘Home Report’ is required which includes a survey as part of it. Private sales, new builds and unique properties are excluded.

Though it may not be a legal requirement in some places, there are still reasons to consider having a survey undertaken.

Having a survey carried out will highlight any potential issues and defects that could be extremely costly to fix or impact the property’s value.

For most, buying a house is the biggest purchase you’re likely to make in your lifetime. A survey may seem like an unnecessary additional expense you could do without, however, it could also save you a small fortune and plenty of stress in the long run.

Professional surveys are designed to assess a property’s condition and uncover defects or potential problems before purchase. If issues are uncovered during the survey, a buyer could:

• Renegotiate the sale price to reflect the cost of fixing the problem.
• Insist the seller fixes the problem before completing your house purchase.
• Pull out of the house purchase altogether.

Typically, a survey is arranged and paid for by the home buyer after their offer has been accepted by the property seller. The reverse applies in Scotland where the homeowner instructs and pays for a Home Report.

What different types of house surveys are there?

There are three main types of house surveys, each designed to assess a property’s condition according to the professional standards set down by the Royal Institution of Chartered Surveyors (RICS).

RICS house surveys must be performed by a qualified surveyor to ensure these standards are followed during the process.

The type of RICS survey you need depends on the property you’re buying.

1. Level 1 Survey

RICS Level 1, previously known as a ‘Condition Report,’ is the most basic survey that provides a brief overview of the building’s condition including visible defects, urgent concerns and potential legal issues. It covers the inside and outside of the property, permanent buildings, roof, gas, water and electrical services and more. However, a Level 1 survey is not as detailed as a Level 2 Survey and may not be suitable for some home buyers. Please note that e.surv does not currently offer Level 1 surveys.

2. Level 2 Survey

RICS Level 2 is more detailed than a Level 1 Survey. Previously known as a HomeBuyer Report, it covers everything in a Level 1 Survey plus damp testing where possible. If damp is found, a damp and timber report will be requested from a specialist. Level 2 surveys also provide key information about the condition of the property, highlight areas of concern, and suggest repairs.

3. Level 3 Survey

RICS Level 3 is the most comprehensive type of house survey. It includes a full and detailed inspection of the entire property including the roof, walls, floors, cellar, chimney, windows, doors, garages, outbuildings and more, with all defects, issues, and repairs reported. Also known as a building survey or structural survey, Level 3 Surveys are often used for larger homes, older properties, or those built from unusual materials.

What are the benefits of having a house survey?

A property survey protects your interests when buying a home. A survey can:

• Provide an objective and impartial professional assessment of the property.
• Uncover issues or defects that impact the property’s value and habitability before you commit and sign contracts.
• Save you costly repair bills in the future.
• Protect your investment and help you budget for any necessary repairs.
• Help you negotiate a fair price for the property or buy you time to reconsider your purchase.

Ultimately, a survey may stop you from overpaying for a home by highlighting any urgent and expensive repairs before the sale is completed.

It is important to remember that when you sign a sales contract, you won’t have the option of going back to the seller to complain about defects, urgent repairs or anything of that nature that a survey would have uncovered.

What are the risks of not having a house survey?

The decision to buy a home without a survey is yours alone, and so are the inherent risks. Given a property is likely to be the biggest purchase of your life, a survey will identify any existing defects with the property that could be costly to fix.

• Properties are notorious for things going wrong, and issues and defects can arise at any time, whether it’s a listed building or a modern new build. Whilst a survey cannot tell you what future issues will arise, it can tell you what existing issues there are that need to be fixed.
• Problems commonly arise with older properties through the deterioration of the walls, roof, and even the foundations.
• Potential damage caused by damp or tree roots, rotten window frames, faulty electrics, and inadequate drains are also a possibility.

As always with home repairs, the more serious the problem is, the more it costs to fix. Given the average cost of replacing a roof in the UK is £7,000, and many homeowners spend up to £19,000 or more, you’ll want to flag these issues in a survey before you complete the sale.

Formally identifying issues could allow you to negotiate a new sale price with repair costs factored in, or insist the seller carries out the repairs themselves.

Before you commit, you’ll need to be aware of these issues and defects to ensure the home you’re purchasing is safe, sound, and habitable. If not, you could be left with a crippling repair bill or a home worth less than what you paid for it.

My mortgage lender carried out a valuation. Do I still need a survey?

Yes, it is still advisable to get a home survey even when a property valuation has been carried out by your mortgage lender.

Property valuations that are instructed by a mortgage lender are for the lender’s purpose rather than for the buyer. They focus on the property’s market value and any risks to the lender and are reported in accordance with that specific lender’s requirements.

These mortgage valuation reports may not highlight any or all defects at the property. In contrast, a home survey is a detailed assessment of the property that highlights potential issues and provides feedback that could support you in negotiating the purchase price. Ultimately, a home survey could uncover expensive problems that may not be picked up in a lender’s valuation report.

Do you need a survey as a cash buyer?

There is no legal requirement to have a survey if you’re a cash buyer in England, Wales and Northern Ireland*, however it is still advisable.

Buying a property comes with risks – whether you’re paying with cash or a mortgage. Any issues or problems that need fixing are solely yours, and repair costs could easily run into several thousands of pounds and leave you seriously out of pocket.

Therefore, home surveys are recommended however you decide to fund your property purchase. Compared to the price of the property, the cost of a survey is minimal and provides peace of mind for what is a relatively small investment.

*As previously mentioned, a home report is a legal requirement if you’re selling a property in Scotland even to cash buyers. The only circumstances when a home report is not required is if the property is being sold privately, as a holiday or seasonal let, is part of a larger property portfolio, is a mixture of residential and non-residential elements, is part of a wider business purchase or is a new build or newly-converted property.

Do you need a survey when buying a new build home?

Like any type of property, purchasing a new build comes with risk. Most homebuyers may expect a brand-new home in pristine condition with no sign of ageing. However, this is not always the case, and even new homes can experience issues and are not exempt from problems or poor workmanship.

While surveys on new builds are not a legal requirement in England, Wales and Northern Ireland, a ‘snagging survey’ is a common method of checking if works completed meet the standards that the builder agreed to meet.

Need help choosing the right home survey for your property purchase?

Unsure which type of RICS survey suits your needs? Speak to us – we’ve been leaders in the residential property market for more than 30 years. Alternatively, get a quote today.